3804 8th St SW · Lehigh Acres, FL 33976

$289,999

3 bd · 2.0 ba · 1,057 sqft · Land · 154 Days on market

Built 2026 10,846 sqft lot

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Why this score? — see what drove the D- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Cash flow +6.7/30.0
• Schools +4.1/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• 1% rule +1.7/10.0
• DSCR +1.0/10.0

Listing remarks MLS

Great lot in an amazing location, just east of Gunnery Rd. Fresh paved road and plenty of new construction in the neighborhood. Make an offer today, this one will sell fast!

Key facts

• Heart of lehigh
• Close to shops
• Close to banks

Tags

• HEART OF LEHIGH
• 8TH STREET
• CLOSE TO SHOPS
• CLOSE TO BANKS
• CLOSE TO SHOPPING CENTERS

Property features AI

Finance

• Financial info: Pets allowed
• HOA & community: No association fee listed

Exterior

• Parking: Attached garage; Attached carport; Garage with door opener; 2 covered parking spaces (combined garage/carport: 2)
• Security: High-impact doors
• Utilities: Well water; Septic tank; Cable not available
• Home design: New construction; Northeast-facing
• Construction: Block, concrete and stucco construction; Shingle roof
• Exterior features: Security / high-impact doors; Rectangular lot; Lot dimensions approx. 80 x 120 x 80 x 120; Lot faces southwest

Interior

• Kitchen: Microwave; Range; Refrigerator
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heating; Central electric cooling
• Interior features: Bedroom on main level; Closet cabinetry; Shower only / separate shower; Unfurnished; Single-hung windows with impact glass
• Laundry & utility: Inside laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $290k.

Deal economics

• At list price, monthly cash flow is $-461 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $223k (23.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $195k (32.6% below list).
• Recommended offer: $195k (32.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 59/100 on livability (#826 in FL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime C-, employment D+, schools D-.
• Lee (suburban): math 47% / reading 50% proficiency, ranked #42 of 73 in FL (top 58%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents soft (-1.5%/yr); 786 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 15,411 units permitted in Lee County in 2024 (4,686 in 5+ unit buildings).
• This rent runs 32% of the median local income ($73k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $31k of equity ($2k loan paydown + $29k appreciation (10.0% local appreciation)).
• Lee County population projected at +44% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$50k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 154 days — a 12% lower offer ($255k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $32k; list at $290k implies a 821% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→31/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $195,343 (32.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 154 days. Have you received any prior offers? Is the seller open to a 33% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
8. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
9. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.67% ✗
• Cap rate: 4.39%
• Cash-on-cash: -6.81%
• DSCR: 0.70
• GRM: 12.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 18.7%
• Equity multiple: 2.51×
• Total profit: $122,890
• Equity at exit: $261,254

10-year hold

• IRR: 16.8%
• Equity multiple: 5.62×
• Total profit: $374,785
• Equity at exit: $563,404

Cash invested: $81,200 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 87 Strongly Landlord-Friendly
• State Florida: 87 Strongly Landlord-Friendly · R+3
• County: — inherits STATE
• City: — inherits STATE

3-day pay-or-quit; preempts local rent control; landlord-friendly statutes. Court speed varies by county.

Methodology + full state rankings →

ZIP-level market 33976

• Home prices YoY: 6.8%
• Rents YoY: -1.5%
• Active inventory: 786
• Price-to-rent: 12.4×

Monthly cashflow live

• Estimated rent: $1,953 high
• Mortgage (P&I): −$1,521
• Tax est. 1.5%: −$362 /mo · $4,350/yr
• Insurance: −$121
• HOA: −$0
• Vacancy / Maint / Mgmt: −$410
• Net cashflow: $-461

Break-even live

Break-even rent $2,537

Max offer price $223,305

Occupancy floor —

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $72,500
• Closing costs: $8,700
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3705 9th St SW Lehigh Acres, FL	3.0	2.0	1272	$1,695	$1.33	14d	1	0.17mi
3704 6th St SW Lehigh Acres, FL	3.0	2.0	1100	$1,575	$1.43	19d	1	0.19mi
3818 7th St SW Lehigh Acres, FL	3.0	2.0	1422	$1,695	$1.19	23d	1	0.19mi
3615 6th St SW Lehigh Acres, FL	3.0	2.0	1378	$1,825	$1.32	23d	1	0.28mi
3909 3rd St SW Lehigh Acres, FL	2.0	1.0	852	$2,250	$2.64	23d	1	0.39mi
3702 14th St SW Lehigh Acres, FL	4.0	2.0	1472	$1,995	$1.36	23d	1	0.40mi
3303 8th St SW Lehigh Acres, FL	3.0	2.0	1400	$2,250	$1.61	3d	1	0.43mi
4005 12th St SW Lehigh Acres, FL	3.0	2.0	1122	$1,610	$1.43	19d	1	0.43mi
57 Xelda Ave S Lehigh Acres, FL	3.0	3.0	1057	$2,200	$2.08	23d	1	0.45mi
3408 10th St SW Lehigh Acres, FL	4.0	2.0	1385	$1,850	$1.34	21d	1	0.56mi
3508 3rd St SW Lehigh Acres, FL	3.0	2.0	1147	$1,699	$1.48	2d	1	0.58mi
3402 13th St SW Lehigh Acres, FL	3.0	2.0	1117	$1,940	$1.74	3d	1	0.66mi
4003 3rd St W Lehigh Acres, FL	3.0	2.0	1311	$1,985	$1.51	23d	1	0.69mi
3315 7th St SW Lehigh Acres, FL	3.0	2.0	1212	$1,950	$1.61	23d	1	0.75mi
4218 8th St SW Lehigh Acres, FL	3.0	2.0	1408	$1,800	$1.28	23d	1	0.75mi
3600 19th St SW Lehigh Acres, FL	3.0	2.0	1114	$1,746	$1.57	3d	1	0.82mi
3309 2nd St SW Lehigh Acres, FL	3.0	2.0	984	$1,495	$1.52	23d	1	0.86mi
610 Floyd Ave S Lehigh Acres, FL	3.0	2.0	1400	$2,100	$1.50	23d	1	0.94mi
3906 6th St W Lehigh Acres, FL	3.0	2.0	1457	$2,000	$1.37	23d	1	0.94mi
3405 4th St W Lehigh Acres, FL	3.0	2.0	1184	$1,715	$1.45	13d	1	0.95mi
4001 22nd St SW Lehigh Acres, FL	3.0	2.0	1055	$1,950	$1.85	2d	1	1.01mi
704 Gilbert Ave S Lehigh Acres, FL	3.0	2.0	1203	$1,475	$1.23	19d	1	1.10mi
1502 Gretchen Ave S Lehigh Acres, FL	3.0	2.0	1270	$2,000	$1.57	3d	1	1.14mi
1117 Gordon Ave S Lehigh Acres, FL	3.0	2.0	1170	$1,750	$1.50	21d	1	1.14mi
3103 11th St SW Lehigh Acres, FL	3.0	2.0	1212	$1,800	$1.49	23d	1	1.15mi
4400 Douglas Ln Lehigh Acres, FL	3.0	2.0	1172	$1,500	$1.28	19d	1	1.15mi
716 Gordon Ave S Lehigh Acres, FL	3.0	2.0	1175	$1,595	$1.36	3d	1	1.15mi
3914 9th St W Lehigh Acres, FL	3.0	2.0	1258	$1,999	$1.59	3d	1	1.15mi
1105 Harold Ave S Lehigh Acres, FL	3.0	2.0	988	$1,250	$1.27	23d	1	1.19mi
310 Gordon Ave S Lehigh Acres, FL	2.0	2.0	1166	$1,599	$1.37	23d	1	1.19mi
310 Gordon Ave S Lehigh Acres, FL	2.0	2.0	1166	$1,599	$1.37	3d	1	1.19mi
142 Gordon Ave S Lehigh Acres, FL	2.0	1.0	780	$1,499	$1.92	23d	1	1.21mi
305 Harold Ave S Lehigh Acres, FL	3.0	2.0	1175	$1,650	$1.40	15d	1	1.22mi
729 Harry Ave S Lehigh Acres, FL	3.0	2.0	1125	$1,500	$1.33	23d	1	1.23mi
745 Harry Ave S Lehigh Acres, FL	3.0	2.0	1200	$1,699	$1.42	10d	1	1.24mi
1544 Gretchen Ave S Lehigh Acres, FL	2.0	2.0	1221	$1,800	$1.47	23d	1	1.24mi
4503 15th St SW Lehigh Acres, FL	3.0	2.0	1200	$1,800	$1.50	23d	1	1.24mi
122 Gordon Ave S Lehigh Acres, FL	2.0	1.0	780	$999	$1.28	23d	1	1.24mi
1113 Harry Ave S Lehigh Acres, FL	2.0	2.0	1180	$1,646	$1.39	3d	1	1.25mi
3906 11th St W Lehigh Acres, FL	3.0	2.0	1422	$1,835	$1.29	13d	1	1.25mi

Listing history 20 events

1. 2026-06-17
   days on market $289,999 Active 154 DOM
2. 2026-06-16
   days on market $289,999 Active 153 DOM
3. 2026-06-15
   days on market $289,999 Active 152 DOM
4. 2026-06-13
   days on market $289,999 Active 150 DOM
5. 2026-06-10
   days on market $289,999 Active 147 DOM
6. 2026-06-09
   days on market $289,999 Active 146 DOM
7. 2026-06-07
   days on market $289,999 Active 144 DOM
8. 2026-06-02
   days on market $289,999 Active 139 DOM
9. 2026-06-01
   days on market $289,999 Active 138 DOM
10. 2026-06-01
    days on market $289,999 Active 137 DOM
11. 2026-01-14
    listed $289,999 Active
12. 2025-03-03
    soldstatus $31,500 Closed 173-char remark

    Show marketing remark (173 chars)

    Great lot in an amazing location, just east of Gunnery Rd. Fresh paved road and plenty of new construction in the neighborhood. Make an offer today, this one will sell fast!

13. 2025-02-20
    soldstatus $31,500
14. 2025-01-17
    status Pending 173-char remark

    Show marketing remark (173 chars)

    Great lot in an amazing location, just east of Gunnery Rd. Fresh paved road and plenty of new construction in the neighborhood. Make an offer today, this one will sell fast!

15. 2025-01-16
    soldstatus $23,000
16. 2025-01-13
    listed $31,500 Active 173-char remark

    Show marketing remark (173 chars)

    Great lot in an amazing location, just east of Gunnery Rd. Fresh paved road and plenty of new construction in the neighborhood. Make an offer today, this one will sell fast!

17. 2020-05-27
    soldstatus $6,000
18. 2004-02-06
    soldstatus $4,600
19. 1990-04-10
    soldstatus $6,900
20. 1989-08-01
    soldstatus $6,900

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 31 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,441
• − Mortgage interest: −$16,244
• − Property taxes: −$4,350
• − Insurance: −$1,450
• − Repairs & maintenance: −$1,875
• − Management: −$1,875
• − Depreciation: −$8,436
• Taxable loss: −$10,790
• Est. tax savings @ 24.0%: +$2,590
• After-tax cash flow: $-2,941/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Lee
• NCES district ID: 1201080
• Math proficiency: 47% ▼ -11.00%
• Reading proficiency: 50% ▼ -4.00%
• Median HH income: $49,518
• Composite: 41.49/100
• National rank: #3458
• State rank: #42 of 73 in FL

Livability — Lehigh Acres

• Score: 59/100
• State rank: #826
• US rank: #20055

Category grades

Amenities F Commute F Cost of living A+ Crime C- Employment D+ Housing A+ Health & safety D- User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lehigh Acres, FL
• County: Lee County · 788,662 people
• City population: 130,638
• Metro: Cape Coral-Fort Myers, FL
• Population (ZIP): 20,277
• Household income: $72,679
• Rent vs Own: 28.2% rent · 71.8% own
• Severe rent burden: 574.0

Population outlook (Lee County) Hauer SSP2

• Today (2025): 871,946 people
• By 2030: 955,468 · +9.6%
• By 2040: 1,113,587 · +27.7%
• By 2050: 1,256,891 · +44.1%
• By 2075: 1,560,270 · +78.9%
• By 2100: 1,726,848 · +98.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.65)
• Race & ethnicity: Hispanic / Latino 50% Two or more races 30% White 24% Black 20% Asian 3%
• Hispanic origin (detail): Mexican 8% Puerto Rican 8% Cuban 18% Dominican 4%
• Common ancestry: Hispanic 8% Slovak 1% Lithuanian 1%
• Foreign-born: 35% · Canada, Jamaica, Vietnam
• Languages at home: 46% English-only · Spanish 43% French/Haitian/Cajun 8% Vietnamese 1%

Political lean MEDSL · Lee

• 2024 margin: Strong R (+28.4) · D 35.5% · R 63.9%
• 2008→2024 swing: -18.0pp toward R · 2008: -10.4pp · 2024: -28.4pp
• All cycles: 2024: R+28.4 2020: R+19.2 2016: R+20.4 2012: R+16.6 2008: R+10.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 21.77%
• Current HPI: 340.4255
• Rent YoY: ▼ -1.54%
• Metro: Cape Coral-Fort Myers, FL
• State GDP YoY: ▲ 3.28%
• F500 in state: 36

Industry mix (Fortune 500 HQ in FL)

Industry	F500 HQs	Revenue
▸Industrial Technology	2	$29B
▸Insurance	2	$17B
▸Retail	1	$60B
▸Technology Distribution	1	$58B
▸Homebuilding	1	$35B
▸Technology Manufacturing	1	$35B

Price history

+4102.9% since first listed

10 events — show timeline

• 2026-01-14 Listed $289,999 FORTMLS
• 2025-03-03 Sold (MLS) $31,500 FORTMLS
• 2025-02-20 Sold (Public Records) $31,500 Public Records
• 2025-01-17 Pending — FORTMLS
• 2025-01-16 Sold (Public Records) $23,000 Public Records
• 2025-01-13 Listed $31,500 FORTMLS
• 2020-05-27 Sold (Public Records) $6,000 Public Records
• 2004-02-06 Sold (Public Records) $4,600 Public Records
• 1990-04-10 Sold (Public Records) $6,900 Public Records
• 1989-08-01 Sold (Public Records) $6,900 Public Records

Property tax history

+17.9%/yr

Latest (2025): $439 · +10.7% YoY. Source: county tax records.